Sold STC Maisonette

51 WOODFORD COURT

BIRCHINGTON, KENT CT7 9DR

2 beds 1 baths 517 sq ft Listed 4 Feb 2020 (-2321d)

£175,000

Reduced on 4 Sep 2019

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# 2 bedroom maisonette for sale (CT7 9DR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 WOODFORD COURT, BIRCHINGTON, KENT CT7 9DR |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 48 m² |
| Last sold | £172,500 Dec 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 16/10/2027
- **Current heating cost:** £541/year

### Recommendations
- B (1,500)
- G (450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9638-5925-7240-5843-5914)

## Description

A beautiful maisonette, located in a quiet cul-de-sac close to the village of Birchington. Use as a holiday retreat, or a beautiful home. Book your viewing today.

Please refer to the footnote regarding the services and appliances.

Room sizes:**Kitchen**: 10'1 x 6'5 (3.08m x 1.96m)**Bedroom 1**: 13'5 x 11'0 (4.09m x 3.36m)**Lounge / Diner**: 17'1 x 10'11 (5.21m x 3.33m)**Bedroom 2**: 12'2 x 9'7 (3.71m x 2.92m)**Bathroom****Private Gardens**

The information provided about this property does not constitute or form part of an offer or contract, nor may be it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Wards, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

## Property Photos

- ![External](/listings/photos/77229637/580013) - External
- ![Communal Gardens](/listings/photos/77229637/580016) - Communal Gardens
- ![Lounge/Diner](/listings/photos/77229637/580024) - Lounge/Diner
- ![Kitchen](/listings/photos/77229637/580029) - Kitchen
- ![Bedroom 2](/listings/photos/77229637/580033) - Bedroom 2
- ![Lounge/Diner](/listings/photos/77229637/580046) - Lounge/Diner
- ![External](/listings/photos/77229637/580051) - External
- ![Bedroom 1](/listings/photos/77229637/580057) - Bedroom 1

## Floorplans

- ![First Floor](/listings/photos/77229637/580061) - First Floor

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £172,500 | 11/12/2020 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| GEOFFREY COURT, 39 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG | £261,000 | 22/08/2025 | Flat |
| [Same street] 15 GARAGE WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £12,000 | 01/04/2025 | Other |
| [Same street] 15 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £135,000 | 28/02/2025 | Flat |
| [Same street] 20 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £205,000 | 14/06/2024 | Flat |
| 68 YEW TREE GARDENS, BIRCHINGTON, THANET, KENT, CT7 9AL | £252,000 | 12/12/2023 | Flat |
| TAPLIN COURT FLAT 7 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £135,000 | 24/11/2023 | Flat |
| TAPLIN COURT FLAT 16 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £85,000 | 05/10/2023 | Flat |
| TAPLIN COURT FLAT 19 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £85,000 | 07/08/2023 | Flat |
| 195 FLAT 6 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH | £240,000 | 06/04/2023 | Flat |
| [Same street] 8 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £130,000 | 31/03/2023 | Flat |
| [Same street] 36 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £225,000 | 30/03/2023 | Flat |
| [Same street] 39 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £185,000 | 24/03/2023 | Semi-detached |
| 195 FLAT 4 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH | £216,050 | 25/11/2022 | Flat |
| TAPLIN COURT FLAT 4 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £95,000 | 10/10/2022 | Flat |
| TAPLIN COURT FLAT 2 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £180,000 | 09/09/2022 | Flat |
| GEOFFREY COURT, 39 FLAT 18 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG | £199,995 | 26/08/2022 | Flat |
| TAPLIN COURT FLAT 18 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £108,000 | 10/08/2022 | Flat |
| TAPLIN COURT FLAT 12 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £145,000 | 09/08/2022 | Flat |
| OLANTIGH COURT FLAT 12 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EH | £375,000 | 20/07/2022 | Flat |
| 68 FLAT 1 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DS | £184,000 | 15/07/2022 | Flat |
| TAPLIN COURT FLAT 6 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH | £95,000 | 01/07/2022 | Flat |
| 195 FLAT 6 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH | £127,000 | 26/04/2022 | Flat |
| [Same street] 9 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £198,000 | 22/04/2022 | Flat |
| 195 FLAT 3 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH | £199,000 | 04/03/2022 | Flat |
| 11 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG | £190,000 | 25/02/2022 | Flat |
| 27 FLAT 3 EPPLE BAY ROAD, BIRCHINGTON, THANET, KENT, CT7 9EN | £192,000 | 18/02/2022 | Flat |
| 27 FLAT 2 EPPLE BAY ROAD, BIRCHINGTON, THANET, KENT, CT7 9EN | £242,500 | 11/02/2022 | Flat |
| [Same street] 55 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £180,000 | 21/12/2021 | Flat |
| [Same street] 31 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR | £197,500 | 24/09/2021 | Flat |

**Street average:** £163,056 (9 sales)
**Area average:** £180,327 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £172,100 (10 Flat, CT7, 2024–2026)
- **Deviation:** +1.7%

## Rental Range

*ONS Price Index of Private Rents (Thanet). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £997/mo
- **Realistic:** £1,108/mo
- **Optimistic:** £1,219/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Thanet (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £748/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Station Road, CT7 | £1,100/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Semi-Detached House, Station Road, CT7 | £1,280/mo | 2 | 0.11 miles | OpenRent |
| 2 Bed Flat, Station Road, CT7 | £995/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Station Road, CT7 | £995/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Maisonette, Station Road, CT7 | £1,050/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Bungalow, King Edward Road, CT7 | £1,550/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Terraced House, Coastguard Cottages, CT7 | £1,100/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Bungalow, The Warren Drive, CT8 | £1,550/mo | 2 | 0.8 miles | OpenRent |

**Average rent: £1,203/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,100/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.3×
- **Monthly cashflow:** £276/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Price per Square Metre

- **£/m²:** £3,646/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -31.3%
- **10y growth:** 8.9%

## House Price Index (HM Land Registry)

*Official index for Thanet; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -7.9%
- **5y growth (index):** -4.2%
- **10y growth (index):** 27.8%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

External Communal Gardens Lounge/Diner Kitchen Bedroom 2 Lounge/Diner External Bedroom 1

/ 8

Property details

Tenure

LEASEHOLD

Floor area

48 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£172,500 Dec 2020

Price per m²

£3,646/m²

Local average

£172,100 (+1.7%)

Deprivation

Decile 4 (11,195 of 33,755)

Street crime

52 incidents within 1 mile (Apr 2026)

Key features

A beautiful maisonette
Found in a peaceful cul de sac location
Conveniently located close to the village of Birchington
Communal gardens to enjoy
Currently being used as a holiday let
EPC energy rating D

Additional details

Garden: Front garden

Description

A beautiful maisonette, located in a quiet cul-de-sac close to the village of Birchington. Use as a holiday retreat, or a beautiful home. Book your viewing today.
Please refer to the footnote regarding the services and appliances.
Room sizes:Kitchen: 10'1 x 6'5 (3.08m x 1.96m)Bedroom 1: 13'5 x 11'0 (4.09m x 3.36m)Lounge / Diner: 17'1 x 10'11 (5.21m x 3.33m)Bedroom 2: 12'2 x 9'7 (3.71m x 2.92m)BathroomPrivate Gardens
The information provided about this property does not constitute or form part of an offer or contract, nor may be it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning/building regulation consents. All dimensions are approximate and quoted for guidance only as are floor plans which are not to scale and their accuracy cannot be confirmed. Reference to appliances and/or services does not imply that they are necessarily in working order or fit for the purpose.

We are pleased to offer our customers a range of additional services to help them with moving home. None of these services are obligatory and you are free to use service providers of your choice. Current regulations require all estate agents to inform their customers of the fees they earn for recommending third party services. If you choose to use a service provider recommended by Wards, details of all referral fees can be found at the link below. If you decide to use any of our services, please be assured that this will not increase the fees you pay to our service providers, which remain as quoted directly to you.

Listed by

Birchington

Arun Estates

Reference: 77229637

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 17/10/2017

Expiry date: 16/10/2027

Current heating cost: £541/year

Potential heating cost: £450/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (1,500)
Upgrade heating controls (450)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

First Floor

Price history

Event	Date	Price	% change
Sold	11/12/2020 (5 years ago)	£172,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
GEOFFREY COURT, 39 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG	£261,000	22/08/2025	Flat
Same street 15 GARAGE WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£12,000	01/04/2025	Other
Same street 15 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£135,000	28/02/2025	Flat
Same street 20 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£205,000	14/06/2024	Flat
68 YEW TREE GARDENS, BIRCHINGTON, THANET, KENT, CT7 9AL	£252,000	12/12/2023	Flat
TAPLIN COURT FLAT 7 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£135,000	24/11/2023	Flat
TAPLIN COURT FLAT 16 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£85,000	05/10/2023	Flat
TAPLIN COURT FLAT 19 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£85,000	07/08/2023	Flat
195 FLAT 6 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH	£240,000	06/04/2023	Flat
Same street 8 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£130,000	31/03/2023	Flat
Same street 36 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£225,000	30/03/2023	Flat
Same street 39 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£185,000	24/03/2023	Semi-detached
195 FLAT 4 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH	£216,050	25/11/2022	Flat
TAPLIN COURT FLAT 4 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£95,000	10/10/2022	Flat
TAPLIN COURT FLAT 2 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£180,000	09/09/2022	Flat
GEOFFREY COURT, 39 FLAT 18 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG	£199,995	26/08/2022	Flat
TAPLIN COURT FLAT 18 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£108,000	10/08/2022	Flat
TAPLIN COURT FLAT 12 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£145,000	09/08/2022	Flat
OLANTIGH COURT FLAT 12 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EH	£375,000	20/07/2022	Flat
68 FLAT 1 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DS	£184,000	15/07/2022	Flat
TAPLIN COURT FLAT 6 ALBION ROAD, BIRCHINGTON, THANET, KENT, CT7 9DH	£95,000	01/07/2022	Flat
195 FLAT 6 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH	£127,000	26/04/2022	Flat
Same street 9 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£198,000	22/04/2022	Flat
195 FLAT 3 CANTERBURY ROAD, BIRCHINGTON, THANET, KENT, CT7 9AH	£199,000	04/03/2022	Flat
11 FLAT 2 ALPHA ROAD, BIRCHINGTON, THANET, KENT, CT7 9EG	£190,000	25/02/2022	Flat
27 FLAT 3 EPPLE BAY ROAD, BIRCHINGTON, THANET, KENT, CT7 9EN	£192,000	18/02/2022	Flat
27 FLAT 2 EPPLE BAY ROAD, BIRCHINGTON, THANET, KENT, CT7 9EN	£242,500	11/02/2022	Flat
Same street 55 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£180,000	21/12/2021	Flat
Same street 31 WOODFORD COURT, BIRCHINGTON, THANET, KENT, CT7 9DR	£197,500	24/09/2021	Flat

Street average: £163,056 (9 sales)

Area average: £180,327 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -31.3%

10y growth 8.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Thanet. Series: Flats and maisonettes. As of March 2026.

1y (index) -7.9%

5y (index) -4.2%

10y (index) 27.8%

Rental Range

Estimated market rent for Thanet. Low = conservative, Realistic = average, Optimistic = best case.

Low £997/mo

Realistic £1,108/mo

Optimistic £1,219/mo

Based on Local Authority from postcode lookup → Thanet.

LHA (30th percentile) floor for Thanet: £748/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CT7 9DR

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	The Square	0.1 miles
Train station	Birchington-on-Sea	0.3 miles
Shop	Quex Craft Village	0.6 miles
Shop	Minnis Bay Village Store	0.8 miles
Train station	Westgate-on-Sea	1.4 miles
Hospital	Queen Elizabeth The Queen Mother Hospital	3.5 miles
Hospital	Queen Victoria Memorial Hospital	7.1 miles
University	Careers and Employability Service	11.6 miles
University	Skills for Academic Success	11.6 miles

Street-level crime

Category	Count
Violence and sexual offences	24
Anti-social behaviour	10
Drugs	4
Other theft	3
Shoplifting	3
Bicycle theft	2
Burglary	2
Public order	2
Criminal damage and arson	1
Other crime	1
Total incidents	52

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Birchington Church of England Primary School	Primary	0.4 miles	Good — 9 Feb 2016
The Llewellyn School and Nursery	Other	0.7 miles	Good — 21 Sep 2022
King Ethelbert School	Secondary	0.7 miles	Good — 7 Jul 2024
Ursuline College	Secondary	0.9 miles	Good — 12 Jan 2023
St Saviour's Church of England Junior School	Primary	1.2 miles	Good — 1 Apr 2014

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Station Road, CT7	£1,100/mo	2	0.09 miles	OpenRent
2 Bed Semi-Detached House, Station Road, CT7	£1,280/mo	2	0.11 miles	OpenRent
2 Bed Flat, Station Road, CT7	£995/mo	2	0.12 miles	OpenRent
2 Bed Flat, Station Road, CT7	£995/mo	2	0.12 miles	OpenRent
2 Bed Maisonette, Station Road, CT7	£1,050/mo	2	0.14 miles	OpenRent
2 Bed Bungalow, King Edward Road, CT7	£1,550/mo	2	0.55 miles	OpenRent
2 Bed Terraced House, Coastguard Cottages, CT7	£1,100/mo	2	0.78 miles	OpenRent
2 Bed Bungalow, The Warren Drive, CT8	£1,550/mo	2	0.8 miles	OpenRent

Average rent: £1,203/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 7.5%

Cost-to-rent ratio 13.3×

Monthly cashflow £276/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).